Use Permit - 2000May 17, 2000
CITY OF CAMPBELL
Public LY/orks Department
Alan Aerts
15050 Danielle Place
Monte Sereno, CA 95030
Re: PLN2000-42 - 496 Salmar Avenue
Dear Mr. Aerts:
The Planning Commission, at its meeting of May 9, 2000, adopted Resolution 3278 granting a
Conditional Use Permit to allow the conversion of existing warehouse space into office use on
the above-referenced property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants,
and the City's Public Works land development representative(s). The purpose of the meeting
would be to review the conditions of approval imposed by the Public Works Department and
the Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
Since$?ly/ / /
Lanff'~ngineer
CC~
Bill Helms, Land Development Manager
Bill Bruckart, Building Official
Katrina Rice Schmidt, Planner II
h:\landdev/496salmarstdltr(mp)
70 North First Street · Campbell, California 95008-1423 · TEL 408.866.2150 · FAX 408.376.0958 - TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department
May 11, 2000
Alan Aerts
15050 Danielle Place
Monte Sereno, CA 95030
Re: PLN2000-42 - 496 Salmar Avenue
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of May 9, 2000, adopted
Resolution No. 3278 granting a Conditional Use Permit to allow the conversion of existing
warehouse space into office use on the above-reference property.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The time
within which judicial review of this decision must be sought is governed by California Code of
Civil Procedure, Section 1094.6.
If you have any questions, do not hesitate to contact me at (408) 866-2144.
Sincerely,
Planner II
cc:
Harold Housley, Public Works Department
Frank Mills, Building Division
Wayne Hokanson, Santa Clara County Fire Department
70 North First Street · Campbell, California 95OO8.1423 - TEL 408.866.2140 · Fax 408.866.8381 - TDD 408.866.27
RESOLUTION NO. 3278
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF APPROVING A CONDITIONAL USE
PERMIT (PLN2000-42) TO ALLOW THE CONVERSION OF
EXISTING WAREHOUSE SPACE INTO OFFICE USE ON
PROPERTY LOCATED AT 496 SALMAR AVENUE 1N A PD
(PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. ALAN AERTS. FILE NO. PLN2000-
42.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2000-42.
The proposed addition of office use is consistent with the Commercial / Professional Office /
High Density Residential land use designation of the General Plan and the PD (Planned
Development) zoning desigmation for the site with approval of a Use Permit.
2. The expansion of existing warehouse and proposed office use is compatible with the
surrounding industrial/commercial businesses within the neighborhood.
3. The proposed uses will not create a nuisance due to noise, litter, vandalism, traffic or other
factors.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The expansion of office and warehouse use and the new facade and landscaping will aid in
the enhancement and the harmonious development of the immediate area. The
establishment, maintenance, or operation of the use will not be detrimental to the public
health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
The subject site is adequate in size and shape to accommodate the proposed use, wall,
parking and loading facilities and other development features required in order to integrate
said use with uses in the surrounding area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
Planning Commission Res Lion No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that he/she is required
to comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Pro. iect: Approval is granted for a Use Permit (PLN2000-42) to allow additional
office and storage space located in an existing building at 496 Salmar Avenue. Uses allowed
in this building shall be limited to low traffic generating businesses that meet the shared
parking arrangement as approved herein, as determined by the Community Development
Director. Approval shall substantially conform to the project exhibits listed below, except as
may be modified by the Conditions of Approval contained herein:
a. Site plan dated 3/24/2000 and received by the City of Campbell Planning Division on
3/27/2000.
b. Applicant's letter of request dated March 28, 2000
Trash Disposal/Recycling: The applicant shall provide details regarding the design and
location of a new trash disposal/recycling facility necessary to serve the business. Plans shall
be reviewed and approved by the City and the Fire Department prior to the issuance of
building permits for the project. The design of the trash enclosure shall consist of a concrete
floor surrounded by a solid wall and have self-closing doors of a size specified by the Fire
Department and shall match the building in terms of color and finish. All refuse, including
cardboard boxes, shall be contained within a trash enclosure.
Architectural Details: The applicant must submit architectural details for approval by the
Director of Community Development prior to issuance of Building Permits. Architectural
details shall be submitted for:
a. Decorative trim and cornice work
b. Awning materials and colors
c. Building materials and colors
d. Roof-top mechanical equipment screening (all equipment shall be screened)
4. Signs: Applicant to submit a sign application for all new signage prior to installation, and is
subject to review and approval by the Community Development Department.
5. Second Floor Storage: The 1820 square foot space above the warehouse area shall not be
used for any use other than storage space.
Planning Commission Res don No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 3
10.
Noise Impacts on Nearby Residential Areas: The proposed use of this property shall not
make noise audible from the nearby residential uses.
Permit Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit. Plans shall be prepared under the direction
of' a licensed Architect or Engineer, and a minimum of 2 sets shall be wet stamped and
signed. Plans shall fully describe the scope of tenant improvements planned. Site plan shall
be included which shows parking and access to the public way.
Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
11.
Pollution Control: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
12.
Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
13.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20°/o'' exemption form on
submitted construction plans. Form is available at Building Division service counter.
14. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
15. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
Planning Commission Res ~ion No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 4
16. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant
shall execute a street improvement agreement and shall cause plans for public Street Improvements
to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary
to obtain an encroachment permit for construction of the public improvements, as required by the
City Engineer. The plans shall include the following:
a. Remove existing AC pavement as necessary
b. Construct a full driveway that complies with the Americans with Disabilities Act (ADA)
including an approach for ingress and egress to the westerly parking area
c. Construct eight foot attached sidewalk
d. Construct tree wells; and install street trees and irrigation system along the property frontage.
17. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any ~ading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred street
improvement agreement for construction of an ADA compliant driveway approach at the
easterly entrance of the applicant's property.
18. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
19. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
FIRE DEPARTMENT
20. Plan Review Required: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work the applicant shall make application to, and receive
from, all applicable construction permits from the Building Department.
21. Emergency Gate/Access Gate Requirements: An approved access gate serving the recorded
ingress/egress easement, shall be provided and maintained. When open, gates shall not
obstruct any portion of the required access roadway or driveway width. The gate/opening
shall provide a minimum clear width of 15 feet. If provided, all locks shall be fire
department approved. Installations shall conform to Fire Department Standard Details and
Specifications G-1. Contact the fire prevention division secretary at 408-378-4010 for
information.
Planning Commission Rest, .~ion No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 5
22. 1007 ! IRC: At time of building permit application, the applicant shall show compliance with
the t 997 Uniform Building Code relative to exiting and any occupancy or area separation as
may be necessary.
PASSED AND ADOPTED this 9th day of May, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom
None
Lowe
None
APPROVED:
Elizabeth Gibbons, Chair
ATTEST:
Sharon Fierro, Secretary
Planning Commission Minutes of May 9, 2000 Page 3
Chairperson Gibbons read Agenda Item No. 2 into the record.
2. PLN2000-42 Public Hearing to consider the application of Mr. Alan Aerts
Aerts, A.
for
approval of a Conditional Use Permit (PLN2000-42) to allow the
conversion of existing warehouse space into office use on property
located at 496 Salmar A~,cn~ue in a PD (Planned Development)
Zoning District. This project is Categorically Exempt. Planning
Commission decision final in 10 days, unless appealed in writing to
the City Clerk
Ms. Sharon Fierro, Community Development Director, presented the staff report as follows:
· Advised that the project is located in the NOCA (North of Campbell Avenue) Area and is
zoned PD (Planned Development). This project is consistent with NOCA and meets parking
requirements.
· Informed that a Use Permit is required to allow office uses on this property.
· Stated that this site is a legal, non-conforming use.
· Said that the applicant is working to legalize the upper story space that was constructed prior
to his ownership.
· Advised that this project is visible to the upcoming Summerhill Project.
Chairperson Gibbons asked if there would be new construction or a division of existing space
into two spaces.
Ms. Sharon Fierro replied that the applicant will split the building into two spaces, one to be
occupied by his vending machine company and the other to be occupied by a software company.
Commissioner Lindstrom presented the Site and Architectural Review Committee meeting as
follows:
· This project was reviewed by SARC on April 25, 2000.
· SARC is recommending approval with the conditions that there be no outside storage,
inclusion of a trash enclosure area, rooftop screening of mechanical equipment and that the
awnings used match the architectural character of the building.
· Advised that the applicant has done an excellent job with this proposal.
Chairperson Gibbons opened the Public Hearing for Agenda Item No. 2.
Mr. Alan Aerts, Applicant, 15550 Daniel Place, Monte Sereno:
· Stated that he is available for questions.
Commissioner Francois commended Mr. Aerts for the work being done on the building.
Commissioner Lindstrom asked Mr. Aerts to explain his parking needs.
Planning Commission Minutes of May 9, 2000 Page 4
Mr. Alan Aerts:
Advised that his business includes just three employees and that his business would occupy
half of the building space.
· Added that deliveries to his business are limited to about three or four each month.
· Stated that an 8-foot sound wall will separate his building from the new Summerhill Project
and that there is another commercial building between his site and the housing project with
another sound wall. Therefore, there will be two sound walls buffering his use from any
residential uses.
Chairperson Gibbons asked what kind of noise is associated with deliveries.
Mr. Alan Aerts advised that there is no noise associated with deliveries as the vehicles will enter
his building to unload.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 2.
Motion:
Upon motion of Commissioner Lindstrom, seconded by Commissioner
Kearns, the Planning Commission adopted Resolution No. 3278 granting a
Conditional Use Permit (PLN2000-42) to allow the conversion of existing
warehouse space into office use on property located at 496 Salmar Avenue,
with the added Condition of Approval that states "the use shall not make
noise audible from the nearby residential uses," by the following roll call
vote:
AYES: Francois, Hernandez, Gibbons, Jones, Kearns, Lindstrom
NOES: None
ABSENT: Lowe
ABSTAIN: None
Chairperson Gibbons advised that this approval is final unless appealed in writing to the City
Clerk within 10 days.
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Ms. Sharon Fierro, Community Development Director, was accepted as
presented, with the added comments:
· Advised that on May 2, 2000, Council continued consideration of the Sign Application for
Scandinavian Concepts; approved the project at 122 Shelley Avenue with the added
requirement that City staff work with the applicants to provide an additional tree for privacy;
and extended the Moratorium on Harrison and Central for an additional 10 months, 15 days;
and authorized Mr. Bruce Bowen to proceed with a General Plan Amendment for property
located at 880 Harriet Avenue. This project will comply with the San Tomas Area
Neighborhood Plan.
RESOLUTION NO. 3278
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF APPROVING A CONDITIONAL USE
PERMIT (PLN2000-42) TO ALLOW THE CONVERSION OF
EXISTING WAREHOUSE SPACE INTO OFFICE USE ON
PROPERTY LOCATED AT 496 SALMAR AVENUE IN A PD
(PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. ALAN AERTS. FILE NO. PLN2000-
42.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2000-42.
The proposed addition of office use is consistent with the Commercial / Professional Office /
High Density Residential land use designation of the General Plan and the PD (Planned
Development) zoning designation for the site with approval of a Use Permit.
2. The expansion of existing warehouse and proposed office use is compatible with the
surrounding industrial/commercial businesses within the neighborhood.
3. The proposed uses will not create a nuisance due to noise, litter, vandalism, traffic or other
factors.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The expansion of office and warehouse use and the new faCade and landscaping will aid in
the enhancement and the harmonious development of the immediate area. The
establishment, maintenance, or operation of the use will not be detrimental to the public
health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
The subject site is adequate in size and shape to accommodate the proposed use, wall,
parking and loading facilities and other development features required in order to integrate
said use with uses in the surrounding area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
Planning Commission Resomtion No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that he/she is required
to comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Project: Approval is granted for a Use Permit (PLN2000-42) to allow additional
office and storage space located in an existing building at 496 Salmar Avenue. Uses allowed
in this building shall be limited to low traffic generating businesses that meet the shared
parking arrangement as approved herein, as determined by the Community Development
Director. Approval shall substantially conform to the project exhibits listed below, except as
may be modified by the Conditions of Approval contained herein:
a. Site plan dated 3/24/2000 and received by the City of Campbell Planning Division on
3/27/2000.
b. Applicant's letter of request dated March 28, 2000
Trash Disposal/Recycling: The applicant shall provide details regarding the design and
location of a new trash disposal/recycling facility necessary to serve the business. Plans shall
be reviewed and approved by the City and the Fire Department prior to the issuance of
building permits for the project. The design of the trash enclosure shall consist of a concrete
floor surrounded by a solid wall and have self-closing doors of a size specified by the Fire
Department and shall match the building in terms of color and finish. All refuse, including
cardboard boxes, shall be contained within a trash enclosure.
o
Architectural Details: The applicant must submit architectural details for approval by the
Director of Community Development prior to issuance of Building Permits. Architectural
details shall be submitted for:
a. Decorative trim and cornice work
b. Awning materials and colors
c. Building materials and colors
d. Roof-top mechanical equipment screening (all equipment shall be screened)
4. Signs: Applicant to submit a sign application for all new signage prior to installation, and is
subject to review and approval by the Community Development Department.
5. Second Floor Storage: The 1820 square foot space above the warehouse area shall not be
used for any use other than storage space.
Planning Commission ResoJution No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 3
6. Noise Impacts on Nearby Residential Areas: The proposed use of this property shall not
make noise audible from the nearby residential uses.
Permit Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit. Plans shall be prepared under the direction
of a licensed Architect or Engineer, and a minimum of 2 sets shall be wet stamped and
signed. Plans shall fully describe the scope of tenant improvements planned. Site plan shall
be included which shows parking and access to the public way.
9. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
10. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
11. Pollution Control: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
12. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
13. Title 24 Accessibility- Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
14. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
15. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
Planning Commission Resmution No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 4
16. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant
shall execute a street improvement agreement and shall cause plans for public Street Improvements
to be prepared by a registered civil engineer, pay fees, post security and provide insurance necessary
to obtain an encroachment permit for construction of the public improvements, as required by the
City Engineer. The plans shall include the following:
a. Remove existing AC pavement as necessary
b. Construct a full driveway that complies with the Americans with Disabilities Act (ADA)
including an approach for ingress and egress to the westerly parking area
c. Construct eight foot attached sidewalk
d. Construct tree wells; and install street trees and irrigation system along the property frontage.
17. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred street
improvement agreement for construction of an ADA compliant driveway approach at the
easterly entrance of the applicant's property.
18. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
19. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
FIRE DEPARTMENT
20. Plan Review Required: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work the applicant shall make application to, and receive
from, all applicable construction permits from the Building Department.
21. Emergency Gate/Access Gate Requirements: An approved access gate serving the recorded
ingress/egress easement, shall be provided and maintained. When open, gates shall not
obstruct any portion of the required access roadway or driveway width. The gate/opening
shall provide a minimum clear width of 15 feet. If provided, all locks shall be fire
department approved. Installations shall conform to Fire Department Standard Details and
Specifications G-1. Contact the fire prevention division secretary at 408-378-4010 for
information.
Planning Commission Resolution No. 3278
PLN2000-42 - 496 Salmar Avenue - Mr. Alan Aerts
Page 5
22. l qq7 1 IRC: At time of building permit application, the applicant shall show compliance with
the 1997 Uniform Building Code relative to exiting and any occupancy or area separation as
may be necessary.
PASSED AND ADOPTED this 9th day of May, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hemandez, Jones, Keams, Lindstrom
None
Lowe
None
ATTEST:
APPROVED:
Sharon Fierro, Secretary
Elizabeth Gibbons, Chair
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING OF
May 9, 2000
PLN2000-42
Aerts, A.
Public Hearing to consider the application of Alan Aerts for approval of a
Conditional Use Permit (PLN2000-42) to allow the addition of office and
storage space to an existing building located on property at 496 Salmar Avenue
in a PD (Planned Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Use Permit (PLN2000-42)
to allow the addition of office and warehouse space to an existing building, subject to the
attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15301 Class l(a) of the California
Environmental Quality Act. Class 1 consists of the operation, repair, maintenance, permitting,
leasing, licensing, or minor alteration of existing structures, facilities, mechanical equipment, or
topographical features, involving negligible or no expansion of use beyond that existing at the
time of the lead agency's determination.
PROJECT DATA
Lot Size:
Net square feet 30,492 Same --
Net acres .70 Same --
Gross square feet 37,182 Same --
Gross acres .85 Same -_
Building Size (s.f.):
First Floor Office 2,496 Same Allowed by
First Floor Warehouse 7,904 Same PD Permit
Second Floor Office -- 3,900 or Use Permit
Second Floor Storage -- 1,820
Building Coverage (net) 34% Same Allowed by PD Permit
Floor Area Ratio .2 .3 .3 per NOCA plan policies
Parking Total: 47* Same 49 required
Standard Size (9' x 20') 27* Same 29 - 49
Compact Size (8' x 16') 18' Same 18 max. (40% of total provided)
Disabled 2* Same 2 required
* In March 2000, the Planning Department approved a parking lot modification. The applicant increased existing
parking from 24 parking spaces to 47 by eliminating outdoor storage and improving the parking layout.
Staff Report - Planning Commission Meeting of May 9, 2000
PLN2000-42 - 496 Salmar Avenue
Page 2
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit
(PLN2000-42) to allow the addition of office and storage uses located in an existing building on
property at 496 Salmar Avenue. The building is surrounded on all sides by industrial/warehouse
uses. In conjunction with the Use Permit, the applicant is also requesting approval for a fagade
improvement, new masonry wall with two access gates securing the rear of the building, cloth
awning in the front of the building and a standing seam metal awning at the rear of the building
that will be painted to match the building.
Background: In 1968, the Planning Commission approved the site and architecture for the
existing building for office and warehouse use. In 1969, a 25-foot ingress and egress easement
was recorded to benefit both the property and the adjacent property to the east. For over thirty
years, the building has been used for office and warehouse use. The applicant purchased the
property in early 2000 and has been making incremental improvements on the site. Since March
of 2000, building permits have been issued for new foundation work, repaving and restriping of
the parking lot, two cargo doors at the rear of the site and new landscaping in the front of the
building.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is
Commercial/Professional Office/High Density Residential per the North of Campbell Avenue
(NOCA) plan. The proposed expansion of the office use is consistent with the NOCA
designation of the site, and the warehouse/industrial use would remain as a legal non-conforming
!JSe.
The NOCA plan encourages property owners to consolidate property to provide more logical
building sites, and allows up to 1.0 Floor Area Ratio (FAR) for parcels of three or more acres. In
the plan, FAR requirements are reduced for parcels of a smaller size (See NOCA policies in
Attachment 5). Since this parcel is .85 acres, the FAR requirement is .3 for the site. The existing
site is at .2 FAR. With the additional floor area being built to accommodate more offices, the
property increases to .3 FAR, which is consistent with the General Plan.
There are no outward visible signs of an increase to the building size. As the applicant is
intending to improve the property with a faCade and landscaping improvements, the impact to the
neighborhood is minimal.
Zoning Designation: The zoning designation for the project site is PD (Planned Development).
The PD District allows a use or development, or a combination of uses, which are determined to
be in conformance with the General Plan.
Parking: The parking requirement is 1 space for every 225 square feet of office and 1 space for
every 400 square feet of warehouse. The 6,396 square feet of office yields a requirement of 29
Staff Report - Planning Commission Meeting of May 9, 2000
PLN2000-42 - 496 Salmar Avenue
Page 3
parking spaces, and the 7,904 square feet of warehouse yields 20 spaces, for a total of 49 required
spaces. The applicant is proposing a total of 47 spaces, which is deficient by two spaces.
in March of this year, the applicant received approval for a parking lot modification, which
brought the site closer to conformance with current standards by increasing the parking on site
from 24 parking spaces to 47 parking spaces.
According to the applicant's letter (Attachment 3), the office and warehouse will be used at
different times, thus allowing for the opportunity to jointly use the parking lot. In addition, the
letter states that the warehouse business will only use three of the spaces at any given time.
The NOCA plan allows for the possibility of joint use of parking facilities. Staff finds that the
warehouse use will not generate a substantial amount of employees or customers, therefore the
request for less parking than what is normally required, is reasonable.
Conditional Use Permit: Projects in an existing Planned Development Zoning District that have
an estimated construction value to be established by the building department of less than fifty
thousand dollars may be considered and approved by the Planning Commission with the approval
of a Use Permit.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application on April 25, 2000. The Committee recommended approval of the
project with the following conditions: no outside storage allowed; the trash enclosure shall match
the building and perimeter wall; the rooftop equipment shall be screened; and the awnings shall
blend in with the building architecturally.
Attachments:
1. Findings
2. Conditions of Approval
3. Applicant's letter
4. Letters in support of the project
5. NOCA policies
6. Exhibits
7. Location Map
Prepared by: ~A~Tj~~ ~~~
Kfitr~a Rice Schm[dt, AIC~, Planner Ii
Approved by:
Sharon Fierro, Community Development Director
PLANNING COMMISSh~N FINDINGS FOR APPROVAL
Attachment 1
Page 1 of 1
FILE NUMBER:
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
PLN 2000-00042
496 Salmar Avenue
Alen Aerts
May 9, 2000
Findings for Approval of a Use Permit (PLN2000-42) to allow the addition of office and
warehouse space to an existing building.
The Planning Commission finds as follows with regard to File No. PLN2000-42:
The proposed addition of office use is consistent with the Commercial / Professional Office /
High Density Residential land use designation of the General Plan and the PD (Planned
Development) zoning designation for the site with approval of a Use Permit.
2. The expansion of existing warehouse and proposed office use is compatible with the
surrounding industrial/commercial businesses within the neighborhood.
3. The proposed uses will not create a nuisance due to noise, litter, vandalism, traffic or other
factors.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The expansion of office and warehouse use and the new faq:ade and landscaping will aid in
the enhancement and the harmonious development of the immediate area. The
establishment, maintenance, or operation of the use will not be detrimental to the public
health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
The subject site is adequate in size and shape to accommodate the proposed use, wall,
parking and loading facilities and other development features required in order to integrate
said use with uses in the surrounding area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
PLANNING COMMISSIG~ CONDITIONS OF APPROVAL
Attachment 2
Page 1 of 3
FILE NUMBER:
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
PLN 2000-00042
496 Salmar Avenue
Alan Aerts
May 9, 2000
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that he/she is required
to comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Proiect: Approval is granted for a Use Permit (PLN2000-42) to allow additional
office and storage space located in an existing building at 496 Salmar Avenue. Uses allowed
in this building shall be limited to low traffic generating businesses that meet the shared
parking arrangement as approved herein, as determined by the Community Development
Director. Approval shall substantially conform to the project exhibits listed below, except as
may be modified by the Conditions of Approval contained herein:
a. Site plan dated 3/24/2000 and received by the City of Campbell Planning Division on
3/27/2000.
b. Applicant's letter of request dated March 28, 2000
Trash Disposal/Recycling: The applicant shall provide details regarding the design and
location of a new trash disposal/recycling facility necessary to serve the business. Plans shall
be reviewed and approved by the City and the Fire Department prior to the issuance of
building permits for the project. The design of the trash enclosure shall consist of a concrete
floor surrounded by a solid wall and have self-closing doors of a size specified by the Fire
Department and shall match the building in terms of color and finish. All refuse, including
cardboard boxes, shall be contained within a trash enclosure.
Architectural Details: The applicant must submit architectural details for approval by the
Director of Community Development prior to issuance of Building Permits. Architectural
details shall be submitted for:
a. Decorative trim and cornice work
b. Awning materials and colors
c. Building materials and colors
d. Roof-top mechanical equipment screening
Signs: Applicant to submit a sign application for all new signage prior to installation, and is
subject to review and approval by the Community Development Department.
Second Floor Storage: The 1820 square foot space above the warehouse area shall not be
used for any use other than storage space.
Conditions of Approval - l-~N2000-42 - 496 Salmar Avenue
Planning Commission Public Hearing
May 9, 2000
Attachment 2
Page 2 of 3
o
o
Permit Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit. Plans shall be prepared under the direction
of a licensed Architect or Engineer, and a minimum of 2 sets shall be wet stamped and
signed. Plans shall fully describe the scope of tenant improvements planned. Site plan shall
be included which shows parking and access to the public way.
Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
10. Pollution Control: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
11. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
12. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
13. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
14. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
15. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the public
improvements, as required by the City Engineer. The plans shall include the following:.
Conditions of Approval - PL, N2000-42 - 496 Salmar Avenue
Planning Commission Public Hearing
May 9, 2000
Attachment 2
Page 3 of 3
16. Remove existing AC pavement as necessary: Construct a full driveway that complies with
the Americans with Disabilities Act (ADA) including an approach for ingress and egress to
the westerly parking area; Construct eight foot attached sidewalk; Construct tree wells; and
install street trees and irrigation system along the property frontage.
17. Unsecured Deferred Street Improvement Agreement: Prior to issuance of any grading,
drainage, or building permits for the site, the owner shall execute an unsecured deferred street
improvement agreement for construction of an ADA compliant driveway approach at the
easterly entrance of the applicant's property.
18. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
19. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
FIRE DEPARTMENT
20. Plan Review Required: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work the applicant shall make application to, and receive
from, all applicable construction permits from the Building Department.
21. Emergency Gate/Access Gate Requirements: An approved access gate serving the recorded
ingress/egress easement, shall be provided and maintained. When open, gates shall not
obstruct any portion of the required access roadway or driveway width. The gate/opening
shall provide a minimum clear width of 15 feet. If provided, all locks shall be fire
department approved. Installations shall conform to Fire Department Standard Details and
Specifications G-1. Contact the fire prevention division secretary at 408-378-4010 for
information.
22. 1997 UBC: At time of building permit application, the applicant shall show compliance with
the 1997 Uniform Building Code relative to exiting and any occupancy or area separation as
may be necessary.
Don and Becky Naumann
16505 Montebello Rd.
Cupertino, Ca. 95014
408-867-4528
Attachment 4
Page 1 of 3
April i0, 2000
To the City of Campbell,
The building we own and the building our business occupies is located at 5 I0 Salmar Ave. Our building is
adjacent to the building Alan Aerts owns at 496 Salmar Ave. We are aware of the exterior improvements
Mr. Aerts is planning to make to his building. The changes being made will improve the image of his
building as well as the surrounding area. We support the improvements that Mr. Aerts is planning to make
and hope the City of Campbell will support the improvements as well.
~l~on &~ecky Naumann ~.R_F_.-~Sy
RECEIVED
CITY OF CAMpB£L.i.
PLANNING DEPT,
CAMPBELL INDUSTRIAL PARK
Commercial Real Estate Investment & Management
1275 Lincoln Avenue, Suite 4B
San Jose, CA 95125
408-293-3500
408-998-8618
Attachment 4
Page 3 of 3
4/12/00
CITY OF CAMPBELL
Planning Department
70 N. First Street
Campbell, CA 95008
RE: 496 SALMAR AVENUE, CAMPBELL
To Whom It May Concern:
We have discussed the improvements at the above referenced property with its new owner, Allan
Hultz. It appears to us that Allan is only redesigning the office that the building was originally
designed for and in fact was built with. It is our opinion that the City of Campbell should not
prevent Mr. Hultz from upgrading existing office by imposing a more rigid parking standard.
We are in support of Mr. Hultz's efforts to upgrade his building's appearance both interiorly and
exteriorly. Mr. Hultz bought the building for his own business use in the warehouse and has
assured us that his parking requirement for his warehouse use is less than what would be available
after first deducting even current standards for office requirements. We believe that the two to
three parking spaces that Mr. Hultz needs to satisfy the ne~v requirement are not necessary and
there will be no negative impact to the area if he does not produce them.
Sincerely,
CAMPBELL INDUSTRIAL PARK
CITY OF CAMPBELL
Community Development Department - Current Planning
April 27, 2000
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the
time of 7:30 p.m., or shortly thereafter, on Tuesday, May 9, 2000, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of Mr. Alan Aerts for approval of a Conditional Use Permit
(PLN2000-42) to allow the conversion of existing warehouse space into office use on
property located at 496 Salmar Avenue in a PD (Planned Development) Zoning District.
This project is Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only
those issues you or someone else raised at the Public Hearing described in this Notice, or
in written correspondence delivered to the City of Campbell Planning Commission at, or
prior to, the Public Hearing. Questions may be addressed to the Community
Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals
must be submitted to the City Clerk in writing within 10 calendar days of an action by the
Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are
available for all meetings held in the Council Chambers. If you require accommodation,
please contact the Community Development Department at (408) 866-2140, at least one
week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-42
Address: 496 Salmar Avenue
70 North First Street · Campbell, California 95OO8.1423 · TEL 408.866.2140 · FAX 408.866.8381 ' TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
April 21, 2000
Re: PLN2000-42- 496 Salmar Avenue
Dear Applicant:
Please be advised that the above-referenced application has been deemed complete and has been
scheduled for the following meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, April 25, 2000
Time: 6:30 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, May 9, 2000
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Katrina Rice Schmidt, AICP
Planner II
cc:
Alan Aerts (Applicant/Property Owner)
15050 Danielle Place
Monte Sereno, CA 95030
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 · FAX 408.866.8381 ' TDD 408.866.2790
CAMPBELL INDUSTRIAL PARK
Commercial Real Estate Investment & Management
1275 Lincoln Avenue, Suite 4B
San Jose, CA 95125
408-293-3500
408-998-8618
4/12/00
CITY OF CAMPBELL
Planning Department
70 N. First Street
Campbell, CA 95008
RE: 496 SALMAR AVENUE, CAMPBELL
To Whom It May Concern:
We have discussed the improvements at the above referenced property with its new o~vner, Allan
Hultz. It appears to us that Allan is only redesigning the office that the building was originally
designed for and in fact was built with. It is our opinion that the City of Campbell should not
prevent Mr. Hultz from upgrading existing office by imposing a more rigid parking standard.
We are in support of Mr. Hultz's efforts to upgrade his building's appearance both interiorly and
exteriorly. Mr. Hultz bought the building for his own business use in the warehouse and has
assured us that his parking requirement for his warehouse use is less than what would be available
after first deducting even current standards for office requirements. We believe that the two to
three parking spaces that Mr. Hultz needs to satisfy the new requirement are not necessary and
there will be no negative impact to the area if he does not produce them.
Sincerely,
CAMPBELL INDUSTRIAL PARK
Don and Becky Naumann
16505 Montebello Rd.
Cupertino, Ca. 95014
408-867-4528
April 10, 2000
To the City of Campbell,
The building we own and the building our business occupies is located at 510 Salmar Ave. Our building is
adjacent to the building Alan Aerts owns at 496 Salmar Ave. We are aware of the exterior improvements
Mr. Aerts is planning to make to his building. The changes being made will improve the image of his
building as well as the surrounding area. We support the improvements that Mr. Aerts is planning to make
and hope the City of Campbell will support the improvements as well.
..~l~on &~ecky Naumann '~6~vt~5~/ ~dg--~OT~
CITY OF CAMP £/..L
November 3, 1999
, .Ot: ' C 4,tt,o
CITY OF CAMPBELL
Community Development Department · Current Planning
Mr. Alan Aerts
Re: PA 99-58 -- 496 Salmar Avenue -- APN: 279-42-011
Dear Mr. Aerts:
Thank you for your submittal dated October 8, 1999 of a preliminary application for the conversion
of warehouse space to office space at 496 Salmar Avenue.
The subject property is zoned Planned Development (PD) and is within the North of Campbell
Avenue Area (NOCA) of the City's General Plan. The previous approval of offices/warehouse and
commissary was granted under permit number S 68-26. The proposed expansion will require
approval of a Planned Development Permit, which will require approval by the City Council.
However, staff is not supportive of the proposal due to several issues.
The existing building was approved in 1968 for 2,600 square feet of office, and 7,700 square feet of
processing/warehousing. At that time, 24 parking spaces were approved for the project. The site is
currently "legal non-conforming," as the current ordinances require a parking ratio of 1 space per
225 square feet of office, and 1 space per 400 square feet of warehouse. The proposed plan totaling
8.000 square feet of office and 8,120 of warehouse would require 57 parking spaces where 29
spaces are proposed.
The NOCA plan states that any parcel that is less than one acre is allowed up to 30% floor area ratio
(FAR). This site is .70 of an acre, which allows 9,147 square feet of floor area. Currently the
property has 10,400 square feet of floor area, which is 34% FAR, over the allowed maximum per
current standards. The NOCA plan encourages property owners to consolidate property to provide
more logical building sites and coordinated development formats, which may be an option that you
may want to explore.
As far as your exterior plans, staff supports more landscaping in front of the building. Staff also
supports the awning at the rear of the building, however canvas awnings are generally not easy to
maintain. Staff suggests using a material that is more permanent in nature.
If you should have any questions regarding the modification process, please do not hesitate to
contact me. I may be reached at (408) 866-2143.
Sincerely,
~i Schmidt, AICP
Planner II
70 North First Street - Campbell, California 95008. 1423 · TEL 408.866.2140 · FaX 408.866.8381 ' TDD 408.866.2790